.* Receipts and Expenses: Once I brought to Jenny's attention that we were 20k above budget, she refused for days to give me the receipts, saying that I needed to give her my credit card statement first.

Are you attractive tenants that meet your screening criteria readily and keeping them as long as you budget for (vacancy rate)?

Of course, you can delegate most of these tasks to employees, but then you should also budget time for employee management, hiring, and training.

Eliminate debt, establish a budget, and save.

if all properties you see are below market rents, than I don't think they are really below market, typically.Beyond the cost of vacancy, renovation budgets, etc that come into play.  

I’m considering consulting an attorney to explore my options, but my budget is limited.

In most areas in San Diego, that is condos, town houses, etcWith that budget, I would be leery of recommending San Diego.

If you are looking to build an ADU in the Los Angeles area, my partner builds them very well, with a great budget and in about 3 months. 

Small upgrades or re-leasing to market rents could boost your cash flow and provide additional funds for your San Diego purchase.If you'd like, I can connect you with a lender or help you explore potential properties in your preferred areas to see what’s realistic within your budget.

The biggest challenge was addressing unforeseen structural issues, which ate into the budget.